villawood town centre development control plan 2020 · 2020-06-29 · villawood town centre...

Villawood Town Centre Development Control Plan 2020



Uncontrolled document when printed – check Council’s website for current version 1

Table of Contents

1. Introduction 1.1. Reference and Amendments 1.2. Land to which the Development

Control Plan applies 1.3. Purpose of this Development

Control Plan 1.4. Aims of this Development

Control Plan 1.5. Interpretation 1.6. Relationship to other plans 1.7. Development Contributions and

Planning Agreements

2. Strategic Context 2.1. Regional Context 2.2. Local Context 2.3. Land Use

3. Design Elements 3.1. Desired Future Character 3.2. Urban Framework Plan

4. Development Controls 4.1. Building Use 4.2. Building Height and Storeys 4.3. Floor Space Ratio 4.4. Minimum Site Area 4.5. Building Depth 4.6. Building Setbacks

4.7. Public Domain and Place Making

4.8. Vehicle Assess and Car Parking

4.9. Pedestrian Access 4.10. Treatment of Rear Laneways 4.11. Facades 4.12. Building Materials 4.13. Streetscape and Building

Design 4.14. Active Street Frontages 4.15. Residential Mix 4.16. Awnings 4.17. Private Open Space 4.18. Communal Open Space 4.19. Landscaping 4.20. Safety and Security

5. General Provisions 5.1. Trading Hours 5.2. Noise attenuation 5.3. Lighting 5.4. On-site Detention 5.5. Outdoor Dining Policy 5.6. Energy Efficiency 5.7. Signage 5.8. Waste Management and

Conservation 5.9. Window Displays 5.10. Protection of Airspace



1. Introduction 1.1 Reference and Amendments This Development Control Plan is referred to as Villawood Town Centre Development Control Plan 2020. The Villawood Town Centre Development Control Plan 2020 was adopted by Council on 28 April 2020. The plan came into force on the 05 June 2020 and replaces the Villawood Town Centre Structure Plan 2008, which has been superseded and repealed.

Action Date

Report to Council recommending exhibition 8 May 2018

Public consultation period 19 June 2019 to 19 July 2019

Report to Council recommending adoption 28 April 2020

Adoption of Plan 28 April 2020

Revocation of Villawood Structure Plan 05 June 2020

Commencement of Plan 05 June 2020

Amendment No. Date Effective

1.2 Land to which this Development Control Plan applies This Development Control Plan applies to all land located within the Villawood Town Centre as identified in Figure 1 below.

Figure 1. Villawood Town Centre DCP – application of DCP



1.3 Purpose of this Development Control Plan The purpose of this Development Control Plan (DCP) is to assist in implementing the vision identified in the Villawood Town Centre Urban Design Study.

1.4 Aims of this Development Control Plan This Chapter provides controls, which guide development in the Villawood Town Centre in order to: a. Implement and build upon the aims and objectives of the Villawood Town Centre amendment to

the Fairfield Local Environmental Plan 2013; b. Ensure that all development in the town centre implements the aims, objectives and desired

built form of the Villawood Town Centre Urban Design Study; c. Provide guidelines and controls for development within the Villawood Town Centre; d. Provide a framework for the orderly development of the town centre; e. Ensure that future residential development provides for a range of dwelling sizes and

affordability; f. Ensure economic development and retail/commercial growth in the Town Centre, and; g. Protect and enhance the public domain and open space.

1.5 Interpretation Where this Chapter uses terms that are defined in the Fairfield LEP 2013, the definitions in the LEP are to be adopted. In addition, certain provisions in this Chapter include definitions that are specific to those provisions. A reference in this Chapter to any Australian Standard or legislation includes a reference to any amendment or replacement as made.

1.6 Relationship to other Plans This DCP has been prepared in accordance with the Environmental Planning & Assessment Act 1979 (“the Act”) and must be read in conjunction with the provisions of the Fairfield Local Environmental Plan 2013. Compliance with the provisions of this Chapter does not necessarily guarantee that consent to a Development Application (“DA”) will be granted. Each DA will be assessed having regard to the Fairfield LEP 2013, the Fairfield City Wide DCP 2013, other matters listed under Part 4 of the Act and any other policies adopted by the consent authority. Non-compliance with the controls in this DCP must be justified by a written submission, clearly demonstrating compliance with the objectives of this DCP, and detailing the reasons the control(s) should be varied. This document must be considered in conjunction with other State and Local Policies and Plans. This Plan is a Development Control Plan as provided for under Division 3.6 of the Environmental Planning and Assessment (EP&A) Act 1979. The Plan must be read in conjunction with the EP&A Act, the Fairfield Local Environmental Plan 2013 and other applicable planning instruments. This plan adopts certain provisions contained within particular chapters and appendices of the Fairfield City Wide Development Control Plan 2013. Those chapters include:



Chapter 2 Development Application Process

Chapter 3 Environmental Managements and Constraints

Chapter 7 Residential Flat Buildings

Chapter 8 Commercial Development in Local Centres – Business Use

Chapter 10 Miscellaneous Development

Chapter 11 Flood Risk Management

Chapter 12 Car Parking, Vehicle and Access Management

Chapter 13 Child Care Centres

Appendix A Definitions

Appendix B Notifications Policy

Appendix C Signage

Appendix D Preservation of Trees and Vegetation

Appendix E Waste Not DCP to Manage Demolition and Construction Waste

Appendix F Landscape Planning

Appendix G Heritage and Development

Appendix H Aboriginal Heritage and Management If the provisions of this plan are inconsistent with the provisions of any other DCP, the provisions of this plan shall prevail to the extent of any inconsistency unless it is an aspect of Fairfield City Wide Development Control Plan 2013 as referenced above. In this circumstance, the provisions of the Fairfield City Wide DCP prevail above all else to the extent of the inconsistency.

1.7 Development Contributions and Planning Agreements Development Contributions Plans There are two Development Contribution Plans applying to land within the Fairfield Local Government Area. These Policies can be found on Council’s website.

Fairfield City Direct (Section 7.11) Development Contributions Plan 2011

Fairfield City Indirect (Section 7.12) Development Contributions Plan 2011 Planning Agreements Planning agreements entered into with Fairfield City Council are guided by the Fairfield City Council Voluntary Planning Agreement Policy. The Voluntary Planning Agreements (VPA) Policy applies to all land within Fairfield City and can be found on Council’s website. The VPA Policy is a procedure document providing guidance on the preparation and execution of Voluntary Planning Agreements. The VPA Policy provides a clear and transparent process for Council, the applicant and the community. A planning agreement may include infrastructure works and recurrent expenditure in relation to a public amenity, service or facility. A planning agreement specifies how it relates to any applicable Development Contributions Plan, and may provide that a development be excluded from the requirements of that Plan in exchange for works in kind. Early contact should be made with Council officers where a proposal to enter into a planning agreements is proposed.



2. Strategic Context

2.1 Regional Context The Greater Sydney Region Plan, A Metropolis of Three Cities is built on a vision of three cities where most residents live within 30 minutes of their jobs, education and health facilities, services and great places. This Western City District Plan is a 20 year plan to manage growth in the context of economic, social and environmental matters to achieve the 40 year vision for Greater Sydney. It is a guide for implementing the Greater Sydney Region Plan, A Metropolis of Three Cities, at a district level and is a bridge between regional and local planning. The District Plan sets targets for infrastructure and community services including transport, schools, health and community facilities, and recreation. The Western City District also sets a housing target of 3,050 dwellings for Fairfield City for the period 2016-2021. The Villawood DCP and associated urban design study provide a mechanism to assist Council in achieving this target as well as economic growth for the town centre.

2.2 Local Context Council's Villawood Town Centre Urban Design Study 2017 is the base strategic document that sets the vision for the Villawood Town Centre. It guides the overall built form for the centre and includes the Urban Design Framework, principles and development typologies that feed into the draft Villawood Town Centre DCP. The Fairfield City Centres Study aims to promote the future economic wellbeing of Fairfield City. The Villawood Town Centre DCP seeks to facilitate the residential and economic growth in an orderly manner. To ensure that Villawood Town Centre built up to its potential, the following key opportunities will build on to achieve the main objectives for the revisitation of Villawood Town Centre.

To provide a restored road structure in the Town Centre and allow for two-way traffic in the southern side of Villawood Place, to improve the connectivity, legibility and convenience;

To provide a pedestrian overpass bridge o linking the residential areas in the west to the east of Woodville Road and Kamira

Avenue to the Council owned car park to the west of Villawood Place; and o Linking the railway access bridge and pedestrian crossing to directly align with

Villawood Place, the commercial core;

To increase open space land areas and improve streetscape in Villawood Town Centre to enhance the visibility and safety for the Town Centre; and

To support mixed use development, social, affordable and private housing in a medium to high density format.

2.3 Land Use Fairfield Local Environmental Plan (LEP) 2013 facilitates the land use zones and permitted land uses across Fairfield City, including Villawood Town Centre. Villawood Town Centre is primarily zoned B2 Local Centre and R4 High Density Residential. The Fairfield LEP 2013 also identifies a number of development standards applying to the town centre including (but not limited to) height of building and minimum site area. The Fairfield LEP 2013 facilitates a wide number of uses in the B2 Local Centre zone including shop top housing, commercial and business uses.



3. Design Elements

3.1 Desired Future Character This Plan aims to encourage the redevelopment of Villawood Local Town Centre into a visually attractive, vibrant, revitalised and pedestrian-friendly environment. It further seeks to enhance the commercial viability and housing diversity that will create a distinct identity for Villawood Town Centre. The range of services offered by the Centre should predominantly be aimed at satisfying the needs of the local population. These services include the transport facilities, such as the railway line, bus services and the Council owned car parking facility. All in which will provide a better vision of connectivity to ensure the safety of pedestrians whilst providing a satisfactory response to the needs of the drivers. Ideally, Villawood will become an active, vibrant Town Centre in which people can enjoy spending business and leisure time. The desired development for the Town Centre is a retailing and commercial activity, supported by necessary larger operations such as the Aldi supermarket. Existing and additional R4 High Density Residential zones, together with multi storey B2 Local Centre zones will increase population and provide opportunities for mix use developments and dwelling types. The R4 High Density Residential zoned land with a total area of 17,350m² and a maximum height of building of twelve (12) storeys will provide opportunities for approximately 360-400 apartment units to benefit from the redeveloped and revitalised B2 Local Centre shops and services. The B2 Local Centre with a total area of 25,270m² will also increase the surrounding open space; interconnection between the pedestrian network and new shop top housing. This Plan aims to build on the opportunities of the Town Centre to achieve an active commercial hub will deliver a vibrant, attractive and safe Town Centre that will provide the daily needs, recreation, and socialising to the residents of Villawood.

3.2 Urban Framework Plan The Villawood Urban Design Study has established an Urban Framework Plan to guide future development in the Town Centre. The Town Centre comprises of two precincts (as shown in Figure 2):

1. Business Precinct, and 2. Residential Precinct.



Figure 2. Villawood Town Centre DCP – precinct map

The plan is focused on Villawood Place as the main activated retail space, together with a strong north / south connection to the railway line and an east / west connection that will link new and existing residential development to the Town Centre. The desired redevelopment for Villawood also



describes to provide new community facilities, medium to high density, social, affordable and private housing, active safe streets and improved connections throughout the Town Centre. The development controls in this Villawood Development Control Plan reflect the Urban Framework Plan, as follows and as shown in Figure 3:

Building height will increase throughout Villawood Town Centre, in both the R4 High Density Residential and B2 Local Centre, ranging from four (4) storeys to a maximum on twelve (12) storeys on some key corner sites. This will encourage human scaled High Density mixed use/shop top housing development. These High Density residential blocks will be incorporated with internal public open space courtyards.

Opportunity for the establishment of a village square along Villawood Place with active grounds, widened footpaths and urban furniture within the heart of the Town Centre is identified along Villawood Place. This will create a vibrant transition from a run-down centre to a more urban Town Centre.

Mixed use buildings on the northern side of Villawood Road encourages street activation and servicing commuter traffic;

North-South Axis will connect Villawood Station in the north and Hilwa Park in the south it will go through Villawood Place, as Villawood’s centre core.

The East-West Axis will connect the residential development in the west to the commercial business core in the east.

Hilwa Park the open space reserve at the southern end of Villawood will be extended to provide a larger green outlook for future High Density residents of Villawood.

A new public open space reserve to be located on Kamira Avenue to draw new residents to the centre core and promote an active lifestyle to residents in Villawood.

A new road on the northern side of Villawood Road to facilitate vehicular access to and from the Station. New road connections and upgrades on Koonoona Avenue and Howatt Street to also improve vehicular circulation.

RailCorp Land along the northern end of Villawood Town Centre is subject to the proposed Fright Rail line, which impacts noise and vibration to the surrounding area.



Figure 3. Desired Character Villawood Town Centre



4. Development Controls

4.1 Building Use Objectives

a) A mix of uses, consistent with the zoning of the land, is encouraged; with retail or commercial

uses on ground floor (and where viable on the first floor) and residential above. b) To ensure that a range of floor space is provided in the Villawood Town Centre to cater for

retail, commercial and residential uses. c) To support the active frontages by requiring active retail or commercial uses on the ground

level.

Development controls

1. The ground floor level of the development shall comprise a component of retail or commercial floor space that engages with the public realm. Some locations can benefit from multiple public addresses and where practicable they should be encouraged.

2. Where residential floor space is included in the development, it is to be provided above ground level for development fronting Kamira Court, Hilwa Street and Villawood Place which will active the street frontages and retail sector in the Town Centre.

4.2 Building Height Objectives

a) To provide reasonable daylight access to all developments and the public domain b) To provide a massing framework for the development of identified key sites c) To guide development seeking design excellence d) To guide identified building typologies such as east commercial site and west residential

sites.

Development Controls

1. The maximum building height must be in accordance with the provisions of the Fairfield LEP 2013.

2. The maximum height of building in storeys and building envelope is shown in Figure 4.



Figure 4. Maximum height of building and storeys in Villawood Town Centre

4.3 Floor Space Ratio Business Precinct Fairfield Local Environmental Plan 2013 does not apply a Floor Space Ratio to land zoned B2 Local centre in the Villawood Town Centre. The maximum floor space of a development is guided by the maximum height of building in Fairfield LEP 2013 and the provisions of this DCP. Residential Precinct Fairfield Local Environmental Plan 2013 applies a Floor Space Ratio to land zoned R4 High Density Residential within in the Villawood Town Centre. The Land and Housing Corporation (LAHC) site to the west of Kamira Court has a maximum floor space ratio of 2.5:1.



4.4 Minimum Site Area Business Precinct Fairfield Local Environmental Plan 2013 applies a minimum site area for land zoned B2 Local Centre and is identified within the Fairfield Local Environmental Plan 2013 maps. Residential Precinct Fairfield Local Environmental Plan 2013 does not apply a minimum site area for land zoned in R4 High Density Residential and is not identified within the Fairfield Local Environmental Plan 2013 maps.

4.5 Building Depth Objectives

a) To provide reasonable solar access and cross ventilation the developments in accordance with the Apartment Design Guide.


a) East-west facing apartments shall have a maximum depth of 18 metres from glass line to glass line.

b) North-south facing apartments shall apply a maximum depth of 12-18 metres from glass line to glass line in.

c) Calculation of building depth is to include the internal floor plate, external walls, balconies and external circulation and articulation such as steps in plan and section.

d) Any variation from the controls above must be consistent with the Apartment Design Guidelines.

4.6 Building Setbacks Objectives

a) To establish the desired spatial proportions of the street and define the street edge. b) To provide an area of landscape buffer between the development and adjacent residential

and commercial land uses. c) To minimise the impact of development on sunlight, privacy and outlook for neighbouring

apartment buildings and the public domain. d) To provide for a pedestrian friendly and activated centre core within the town centre.

Note: Building setbacks only apply should the site be redeveloped holistically or for a mixed use redevelopment. Development Controls

1. The minimum setback requirements are shown in Figure 5 below.



Figure 5. Villawood Town Centre - Setbacks



4.7 Public Domain and Place Making Objectives

a) To implement the place making initiatives identified within the Villawood Town Centre Urban Design Study.

b) A soft public domain that encourages public activity, events and passive activity. c) To incorporate active street frontages, street tree planting, responsive to the distinctive

curved shapes in subdivision patterns and small plaza spaces along either side of the spine. d) To Improve accessibility and connectivity throughout the Town centre will provide general

improvements. Business Precinct Development Controls

1. Active frontages in the form of commercial, retail or other non- residential uses are to be provided within the heart of Villawood Town Centre, especially along Villawood Place, the spine of the Town Centre

2. Active uses of ground level street frontages, to ensure there is a positive connection between the B2 Local Centre zone and R4 High Density Residential zone.

3. Re-development of Villawood Centre Core to incorporate widened footpaths and corner spill outs to encourage pedestrian activity

4. Improvements to the local roads both throughout the Town Centre and area will allow for a better service for commuter traffic.

Residential Precinct Development Controls

1. A new public open space with a minimum area of 3,000m2 is to be provided adjacent to Kamira Avenue.

2. The new public open space is required to be connected to the town centre via an internal open-air pedestrian link that aligns with the east west pedestrian link provided for in the Villawood Town Centre Structure Plan.

3. Extend Hilwa Park southwards along Kamira Avenue (subject to land acquisition by Council).

4.8 Vehicle Access and Car Parking Business Precinct Objectives

a) A new road at the north of Villawood Town centre will be incorporated to facilitate vehicle access to and from the station and associated at grade parking.

b) Promoting additional pedestrian crossing links from the railway station to the Town Centre. c) To encourage active use of street frontages. d) Service areas, substations and refuse collection should be located to minimise visual impacts

and maximise activation of key streets. e) To provide adequate car parking for residential and commercial developments within the B2

Local Centre zone. f) To integrate adequate car parking and servicing access without compromising development

design, street character, landscape or pedestrian amenity and safety. g) To encourage active use of street frontages. h) To make vehicle access to buildings more compatible with pedestrian movements and the

public domain.



i) To ensure that business and residential sites are appropriately accessible by delivery and service vehicles.


1. No vehicle access is to be provided from Villawood Place, with the exception of the portion of Villawood Place north of site at 3-5 Howatt Street and 882-890 Woodville Road, Villawood.

2. Service areas, substations and refuse collection should not be provided on the Villawood Place frontage, with the exception of the portion of Villawood Place north of site at 3-5 Howatt Street and 882-890 Woodville Road, Villawood.

3. To integrate adequate car parking and servicing access without compromising street character, landscape or pedestrian amenity and safety.

4. Open car parking areas should be landscaped with trees to reduce the impact of hard paving and summer sun.

5. Vehicle access is to be provided from service lanes where existing or proposed. 6. Car parking is to be provided in an underground basement, or where appropriate, sleeved

with active uses to main street frontages. 7. The Council owned grade parking in existing location on 9 Kamira Court, Villawood will

remain and be revitalised with public domain works and a new green through link. 8. Access to business and residential premises must be retained to allow appropriate delivery

and service vehicles to support the centre. 9. Vehicular access must be consistent with Figure 6 below.

Residential Precinct Objectives

a) To promote better connectivity from public domain and open car parking areas to the residential development dwellings.

b) New road extensions and pedestrian connections will improve the accessibility from one side of the town centre to the other.


1. A new road extension of Koonoona Avenue and Howatt Street, towards the south of the Town Centre will improve vehicular circulation which will reinforce the urban grid of the Centre.

2. Car parking is to be provided in an underground basement, or where appropriate, sleeved with active uses to main street frontages.



Figure 6. Vehicular Access and Car Parking in Villawood Town Centre



4.9 Pedestrian Access Objectives

a) Re-development of Villawood Town Centre will revitalise the Town Centre and activate the street frontages, to encourage a robust, walkable precinct that provides easily accessible services and facilities that connects people to all the public transport connections.

b) To provide convenient and safe pedestrian access from the railway station to the Town Development Controls

1. Establishing a new pedestrian overpass bridge over Woodville Road. This link has potential to connect residential areas east of Woodville Road to Kamira Avenue via Villawood Place and Council owned car park to the west of Villawood Place.

2. Incorporate a lift at the train station to allow for easy access to the platform. 3. Improve pedestrian precinct at intersection of Villawood Road and Villawood Place. 4. Incorporate pedestrian links to connect the Open Space of Hilwa Park to Woodville Road.

4.10 Treatment of Rear Laneways

Objectives

a) Buildings with lane way frontage are required to ensure a high quality visual appearance to that frontage.


1. Where fences to rear lane ways are proposed they must be no higher than 1.8m high and set back 1m from the boundary to allow for landscape enhancements, temporary waste bin storage and bulk waste pick-ups.

2. Fences to refuse collection / storage areas are to be screened from view by use of solid fence types.

3. Fences to retail / commercial back of house areas are to be black palisade or similar. 4. Fences to residential rear entries are to be semi-transparent to allow for privacy and visual

surveillance of the laneway.

4.11 Facades Objectives:

a) New building facades should provide visual interest to the observer. b) To ensure new development have facades which define and enhance the public domain. c) Visual interest, including building proportions must respect human scale and recognise the

combination of B2 Local Centre zoning in the centre, together with R4 High Density Residential design prevalent in the centre.


1. The apartment layout must be expressed externally through facade features such as party walls and floor slabs;

2. Floors elements such as balconies and windows must be grouped together on gateway sites that achieve design excellence;

3. Building entries must be clearly defined at street level; 4. Important corners must be given visual prominence through a change in articulation,

materials or colour, roof expression or changes in height. 5. Large flat blank façades of a new development must provide finishes or artwork that provides

visual interest to the observer.



4.12 Building Materials

Objectives a) Buildings are to be designed with a high level of architectural detail and articulation consisting

of a variety of materials and form to satisfy design excellence; b) Key corner site along Villawood Place are to be designed to reflect their prominent position

in the main street of Villawood Town Centre. Development Controls

1. All development applications for new buildings or extensions must be accompanied by details of the materials to be used on external walls;

2. To minimise reflective discomfort from glare and heat, external glass is not to exceed 20% reflectivity in accordance with Australian Standard 1288.

4.13 Streetscape and Building Design Objectives

a) Articulation and distribution of building height is to be in accordance with the Town Centre plan;

b) Building facade(s) to be of a high quality and provide visual interest to the street. c) Buildings are to be designed with a high level of architectural detail and articulation consisting

of a variety of materials and form; d) Corner buildings are to be designed to reflect their prominent position and should be

distinctive in their architectural detail; and e) Building design is to provide for the shading and shelter of the adjacent public realm where

appropriate, particularly along key commercial streets. Business Precinct Development Controls

1. Active frontages in the form of commercial, retail or other non-residential uses are to be provided to Villawood Place, Villawood Road, Kamira Place, Kamira Avenue and Woodville Road. Active uses are to be provided to a minimum of 75% of the ground floor frontage to these streets;

2. Where proposed, active frontages in the form of neighbourhood shops, or community facilities or other non-residential uses are to be provided to address Kamira Court and be collocated with the east west pedestrian link proposed to connect Villawood Place and Kamira Court;

3. Where a building fronts onto the existing lane way (i.e. part of Villawood Place north of site at 3-5 Howatt Street and 882-890 Woodville Road Villawood), active frontage is not required. Consideration should be given for passive surveillance and establishing a high quality visual appearance;

4. Where a redevelopment proposes a supermarket, larger scale retail or medical development that cannot achieve the required minimum of 75% active ground floor frontage, the active frontage component must address Villawood Place. The treatment of the other facades and frontages must be designed to a high standard, and to accommodate landscaping and or public domain improvements.

5. Provide continuous awnings for all development fronting Villawood Place, Villawood Road and Woodville Road; and

6. Awnings should be parallel to the pavement and be of metal construction. Residential Precinct Development Controls



1. Where proposed, active frontages in the form of neighbourhood shops, or community facilities or other non-residential uses are to be provided to address Kamira Court and be collocated with the east west pedestrian link proposed to connect Villawood Place and Kamira Court;

2. Where a building fronts onto the existing lane way (i.e. part of Villawood Place north of site at 3-5 Howatt Street and 882-890 Woodville Road Villawood), active frontage is not required. Consideration should be given for passive surveillance and establishing a high quality visual appearance;

3. Where non-residential uses are proposed at ground level, continuous awnings are to be provided; and

4. Awnings should be parallel to the pavement and be of metal construction.

4.14 Active Street Frontages Objectives

a) Provide a well-designed built environment that encourages a positive, usable and attractive space, which will provide social and economic benefits to Villawood Town Centre.

b) To provide a functional, safe and vibrant town centre, that encourages pedestrian activity to interact with the active shop fronts, especially in the business zone in the western part of Villawood Town Centre.

c) To ensure the spine of the town centre, Villawood Place is built to incorporate attractive street planting and urban furniture

d) To incorporate mix-use development businesses along Villawood Road, Villawood Place and Kamira Court.

e) Encourage mixed- use development businesses along the ground level of Villawood Town Centre to improve the practical use of the Town Centre.

f) Encourage widened footpaths and corner spill out areas. g) To ensure larger scale supermarket, retail or medical developments have active frontages

addressing Villawood Place. Development Controls

1. All development must be consistent with the Active Street Frontages controls within the Fairfield Development Control Plan 2013.

2. Where a redevelopment proposes a supermarket, larger scale retail or medical development that cannot achieve the required the active frontage identified in Figure 7, the active street frontage component must address Villawood Place. The treatment of the other facades and frontages must be designed to a high standard, and to accommodate landscaping and or public domain improvements.

3. Redevelopment to the eastern edge of Villawood Place to have larger setbacks on to develop a new urban space, in accordance with Figure 6 above.

4. Actives street frontages are required to be consistent with Figure 7 below.



Figure 7. Active street frontage and pedestrian connectivity



4.15 Residential Mix Objectives

a) Development applications are encouraged to investigate a variety of apartment configurations, to minimise internal structural walls and height dimensions.

b) Development applications are required to provide a mix of one, two and three bedroom apartments to cater for the variety of household types within Fairfield City.

c) To provide easy access for all including people with prams and people that use wheelchairs or have walking difficulties or an intellectual impairment.

d) To provide a number of access and adaptable apartments to cater for a wide range of occupants and their changing lifestyle needs.


1. Pedestrians must be able to identify the access points from the street or car parking area to the apartment entrances;

2. Pathways and corridors within the Residential Flat Buildings must be well illuminated to incorporate directional signs that are easy to read.

3. A mix of one and three bedroom apartments on the ground floor to ensure it is easily accessible for elderly people or disabled people or families with children,

4. Where possible, ground floor apartments must be all provided with individual entries and private open space within the R4 High Density Residential zone. These apartments are encouraged to appear as their own apartment with their own street address.

5. All development application must include a statement with reasons on how that development complies with the provisions within the Disability Discrimination Act and the Australian Standards AS1428.

4.16 Awnings Objectives

a) Maintain the established network of continuous boxed street front awnings along the spine of the Town Centre, Villawood Place.

b) Encourage footpath widening and upgrades to facilitate street tree planting. c) Ensure that the continuous awning network is well maintained and safe encourages

pedestrian connectivity and amenity. d) To provide a pleasant pedestrian environment and protection from the weather. e) Encourage developers to place under awning lights to create encourage pedestrian mobility

at night time. f) To facilitate active street frontages.


1. All awnings must comply with the relevant BCA requirement. 2. Applicants must carry out regular maintenance to awnings and their stormwater disposal

systems. 3. An approved awning maintenance plan is required to be submitted with all Development

Applications for the construction of a building proposing an awning or occupation of a building that already contains an awning.

4. The Height of an awning is no less than 2.7m high at any point measured above ground level (existing) and should not exceed 3.5m in height above the footpath.

5. In the case of the replacement of an existing awning fascia, it has a vertical depth for the replacement fascia not greater than the vertical depth of the existing awning fascia.

6. The awning width should not be greater than the average vertical width of the immediately adjoining awning fascia’s or, if there are no adjoining awning fascias, 350mm.

7. The awning is required to cover as much of the footpath as possible and must be 600mm from the kerb line to permit street tree planting.

8. Awnings must be parallel to the pavement and be of metal construction.



Figure 8. Example of awning arrangement for Villawood Town Centre

Note: For exempt and complying awning controls refer to Division 1 shop fronts and awnings of State Environmental Planning Policy (Exempt and Complying Development Codes) 2008.

9. Awnings are to be constructed to the in accordance with the Awning and Footpath Plan

identified in Figure 9 below.



Figure 9. Awning and Footpath Plan



4.17 Private Open Space Private Open Space Objectives

1. To ensure that all residents have access to suitable private open space. 2. To ensure that the private open space is useable and receives a minimum amount of solar

access in accordance with the ADG. Controls

a) Where a mixed use development proposes residential apartment, buildings should be designed in accordance with the provisions of Part 4E – Private open space and balconies of the Apartment Design Guide.

4.18 Communal Open Space Communal open space – The optimal location for communal open space is on the podium because:

i. People may need to pass the access to the open space as part of their journey to and from their unit making accessibility easy

ii. There is more natural surveillance to protect the safety of people and property in the communal open space

iii. There are more opportunities to control microclimates through landscaping and increase the amenity of the space.

Objectives

a) Ensure every development that contains more than 2 residential units has access to an area of communal open space;

b) Ensure communal open space is accessible to all users including those with disabilities; c) Ensure that communal open space is designed to be useable; d) Promote natural surveillance for communal open space; e) To incorporate Water Sensitive Urban Design principles in communal open space design; f) Ensure mature trees are planted to increase the tree canopy in the town centre and reduce

the heat island effect. Controls

1. Communal open space with an area equivalent to 30% of the site area or 200 square metres (whichever is the greater) must be provided on the podium level in one contiguous area in all residential developments.

2. Communal open space dimensions and siting of the required communal open space area: i. 50% must be provided in the form of a primary communal courtyard on the podium of

a minimum dimension of 8 metres or greater exposed to no less than 3 hours direct sunlight between 9am and 3pm on 21 June. Where the primary communal courtyard cannot achieve the direct sunlight requirements, a secondary communal open space area on the rooftop with a dimension of 8 metres must be provided.

ii. 50% of the remaining communal open space must have a minimum dimension of 3 metres.

4.19 Landscaping Objectives

a) A variety of mature plants to be provided in communal and public open spaces to improve its quality and amenity.

b) Landscaping and planting is suited to site conditions. c) Landscaped areas are provided by developers in the public domain.



d) Landscaped and open space areas are to be accessible and easily maintained. e) Planting on structures such as green walls are to be encouraged and will reduce heat island

effects. f) The provision of locally endemic species to enhance and improve biodiversity and native

wildlife. Development Controls

1. A landscape maintenance plan is to be submitted by the applicant with a Development Application.

2. High quality landscape treatments to be provided that establish a cohesively landscape, enhancement of existing plaza spaces.

3. A landscape plan with a detailed planting list including species, number and location is to be provided to with a Development Application.

4. Landscaped communal open space must be provided at podium or roof levels. 5. Use of endemic native trees and other vegetation is required, to reduce heat island effects of

new development. 6. Green walls and green roofs are highly encouraged along with supporting watering

maintenance systems.

4.20 Safety and Security Objectives All development is required to maximise natural surveillance of adjacent streets, and public places. Development Controls All proposed development in the Villawood Town Centre should be supported by a Crime Prevention Through Environmental Design (CPTED) study to demonstrate how the development incorporates ‘Safer by Design’ principles of:

1. SURVEILLANCE – Maximise visibility and surveillance of the public environment. When

there are ‘eyes on the street’ or ‘natural surveillance’ from passers-by, and if public places are overlooked from adjoining buildings, people feel safer and potential offenders feel exposed. Natural surveillance is one of the primary aids for crime prevention.

2. ACCESS, MOVEMENT AND SIGHTLINES – Provide safe movement, good connections and access. People feel more comfortable using public places that provide well defined routes and clear sightlines (day and night) so they can see and be seen. Entrances to buildings should be safe and accessible without compromising security.

3. ACTIVITY – Maximise activity in public places. Balancing the needs of all users of streets and public places is vital so that people feel comfortable and safe. Encouraging walking increases activity, social interaction and surveillance in public places and reduces the risk of crime.

4. OWNERSHIP – Clearly define private and public space responsibilities clarifying ‘ownership’ of private and public space is important for improving public safety. Where the ‘ownership’ of an area is ambiguous, it is often ‘unclaimed’ and can become the focus of anti-social and criminal behaviour. It is important to encourage residents to take responsibility and pride in places they use and inhabit.

5. MANAGEMENT AND MAINTENANCE – Manage public space to ensure that it is attractive and well used. Well maintained public places improve people’s perception of how safe a place is and supports their desire to occupy and use those places. Management programs to clean, repair and maintain public spaces and private buildings are vital for community safety and wellbeing.



5. General Provisions

5.1 Trading hours The revitalisation of Villawood Town Centre will create and encourage an attractive, convenient, safe and healthy living community. Improving the connectivity for both pedestrians and vehicular access throughout the Town Centre will promote the variety of public transport that surrounds the area and the active street frontages that will allow the community to connect and function as a liveable city. The extension of trading hours for business will be considered on merit base and the following factors will be taken into consideration by the Environmental Standards Department:

Proximity of premises to residential development

The scale of operation of the business

Proposed works to minimise adverse effects on residential areas, and

The history of the subject premises in relation to previous complaints about noise, nuisance, etc.

Council may require a report prepared by a suitably qualified acoustic consultant to be submitted with any proposal for extended trading hours. Council may also issue a time-limited consent in order to assess the impact of a development on adjacent properties.

5.2 Noise Attenuation Objectives

a) Ensure outside noise levels are controlled to acceptable levels in living and bedrooms of dwellings;

b) Ensure appropriate acoustic treatments are incorporated within the development; c) Ensure that the town centre will remain an economically strong, active and vibrant; and d) Ensure a variety of appropriate acoustic treatments are used.


1. Future development applications must demonstrate that dwellings can achieve the relevant internal noise criteria to ensure that an active town centre does not detrimentally impact the amenity of the town centre residents.

2. Future development applications must considered existing service area and services lanes and ensure that apartments directly facing these areas have suitable acoustic measures in place.

3. Any future Development Application located near a major road or train line must address the noise, vibration and air quality impacts of the major road on the development. The requirements of State Environmental Planning Policy Infrastructure (2007) apply. Villawood Town Centre is located adjacent to Woodville Road and the T3 Bankstown Train Line, both of which provide significant noise barriers.

5.3 Lighting The attractiveness and security of a commercial centre can be significantly enhanced through appropriate illumination. Lighting allows easy observation/ monitoring of buildings and thereby limits the cover darkness provided to anyone contemplating theft or vandalism. Additionally, illuminated window displays and building facades can visually enliven shopping centres at night and draw the attention of potential customers. Shopping centres that are popular also act as a deterrent to criminals. For these reasons, Council encourages the use of appropriate lighting.



Lighting may take the form of internal illumination of window displays, "up-lighting" of the building facade by way of inconspicuous lights on awnings, or "down lighting" recessed into the underside of the awning.

5.4 On-Site Detention Some developments will increase the proportion of the site that is covered in water impervious materials such as roofing or paved surfaces. In those circumstances where development of a property involves a reduction in the proportion of the site covered by "soft surfaces" (such as grassed, soil or landscaping), on-site detention of the water, which runs off the extra impervious surface, is required. For further information, refer to Chapter 4 of Fairfield City Council’s Stormwater Management Policy – September 2017. Council's Development Assessment Engineers can provide further technical details on this matter. Residential Precinct It is noted that the NSW Land and Housing site is currently an entirely vacant after previously housing 100+ social housing apartments. Drainage for the site should be considered in a holistic manner so that I recognises the previous development history, however, its redevelopment does not affect the drainage or overland flood affectation on the remainder of the town centre or adjoining areas.

5.5 Outdoor Dining and Display of Goods on Council Owned Footpaths Polices For information about Council’s Outdoor Dining Policy or Display of Goods on Council Owned Footpaths Policy, please refer to the Fairfield City Council website. Note: Outdoor Dining applications under the Roads Act 1993 are required for dining areas proposed on Councils footpath.

5.6 Energy Efficiency Council requires development to meet BASIX sustainability requirements and other rating systems through better design practice. For additional design practice linked to passive environmental design and energy efficiency see sections 4A Solar and daylight access, 4B Natural ventilation and 4D Apartment size and layout of the residential apartment design guide.

5.7 Signage Advertising signage identifies the local business within the centre, and designed to attract attention to the premises. Signage must ensure it is sympathetic to the overall development and does not create a negative impact to the streetscape of the centre. In order to stop signage impacting the amenity of a well-designed building, details of likely sign locations and types should be provided when development applications are lodged. Note: For exempt and complying development signage controls refer to SEPP Exempt and Complying Development Codes (2008).

5.8 Waste Management and Storage Objectives



a) To minimise the impact of service area access on pedestrians and the retail frontage b) To ensure that sufficient provision is made for the following services for new mixed use

commercial and residential development: o Garbage storage and collection areas, o Loading and unloading facilities, o Ventilation stacks from shops and basements, o Laundries, o Telecommunications, o Electricity sub-stations, o Fire-fighting equipment.

c) To ensure that the streetscape retains an active frontage and the building enhances the visual amenity of the town centre by ensuring the location and provision of services considers the presentation of the development to the street.


1. Ventilation stacks to be utilised wherever possible to ventilate the basement and retail areas not serviced with window ventilation.

2. A laundry is to be provided to each residential unit and shall be located so as to not adversely affect the presentation of the building to the public domain.

3. Opportunity is to be provided to accommodate a removalist truck within the commercial vehicle servicing area to accommodate furniture removals for the residential component of the development. The design is to ensure that there is a suitable path of travel from this area to the residential lifts and or stair wells.

4. Any service closets, fire hose cupboards, electricity base stations etc. required as part of any servicing arrangement or system must not be visible from a primary street.

5. Provision must be made for bin storage, including recycling bins, for each dwelling in private areas or basements. Waste containers must not be visible from common or public areas except when out for collection.

6. The waste management plan must provide details of the light and ventilation of the Waste and recycling storage areas.

7. A circulation design must be provided detailing how bins can be to be manoeuvred between storage and collection points.

8. Temporary storage areas must be provided for the storage of bulk waste items. 9. A waste management Plan must be prepared and submitted with the development

application. 10. All dwellings must have a waste and recycling cupboard or temporary storage area of

sufficient size to hold two days of waste and recycling. 11. Communal waste and recycling rooms must be located in convenient and accessible

locations related to each vertical core. 12. For mixed use developments, residential waste and recycling storage areas and access must

be separate and secure from other uses. 13. Each dwelling must have adequate storage space.

5.9 Window Displays Window displays are required to enhance presentation to the street, all ground floor premises should have a window display, showing the types of goods offered for sale or made on the premises. Any signage associated with the window display must be consistent with the section 5.6 Signage above and the relevant provisions within the Fairfield city Wide DCP 2013.

5.10 Protection of Air Space The Villawood Town Centre is in close proximity to Bankstown Airport. Under the Protection of Airspace regulations, development applications that propose buildings or cranes which will penetrate this air space require a full aviation assessment to be carried out.

villawood town centre development control plan 2020 · 2020-06-29 · villawood town centre...

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